/* Patrick DeRosa | Senior Loan Officer : site styles */
:root{
  --navy:#0b1f33;
  --navy-2:#12304d;
  --ink:#16222e;
  --muted:#4a5a69;
  --line:#d9e1e8;
  --paper:#f6f8fa;
  --white:#ffffff;
  --teal:#0e6f68;
  --teal-dark:#0a5550;
  --gold:#e0b44c;
  --gold-soft:#fbf3de;
  --radius:16px;
  --shadow:0 10px 30px rgba(11,31,51,.10);
  --head:"DM Serif Display",Georgia,serif;
  --body:"Plus Jakarta Sans",system-ui,-apple-system,"Segoe UI",sans-serif;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font-family:var(--body);font-size:clamp(1rem,.96rem + .2vw,1.075rem);line-height:1.65;color:var(--ink);background:var(--white);overflow-x:hidden;padding-bottom:72px}
@media (min-width:900px){body{padding-bottom:0}}
img{max-width:100%;height:auto;display:block}
a{color:var(--teal-dark);text-underline-offset:3px}
a:hover{color:var(--navy)}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:4px}
h1,h2,h3{font-family:var(--head);font-weight:400;line-height:1.12;color:var(--navy);margin:0 0 .6em;letter-spacing:-.01em}
h1{font-size:clamp(2.2rem,1.5rem + 3.4vw,4rem);max-width:20ch}
h2{font-size:clamp(1.75rem,1.3rem + 2vw,2.7rem);max-width:24ch}
h3{font-size:clamp(1.3rem,1.15rem + .6vw,1.6rem)}
p{margin:0 0 1em;max-width:66ch}
ul,ol{max-width:66ch}
.wrap{width:min(1180px,100% - 2.5rem);margin-inline:auto}
.skip{position:absolute;left:-999px;top:0;background:var(--gold);color:var(--navy);padding:.8rem 1rem;z-index:100;font-weight:700}
.skip:focus{left:1rem;top:1rem}
.eyebrow{display:inline-block;font-size:.8rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--teal);margin-bottom:.9rem}
.center{text-align:center}
.center h2,.center p,.center h1{margin-inline:auto}

/* Top contact strip */
.topbar{background:var(--navy);color:#dbe6f0;font-size:.85rem}
.topbar .wrap{display:flex;flex-wrap:wrap;gap:.25rem 1.5rem;align-items:center;justify-content:space-between;padding:.35rem 0}
.topbar a{color:#fff;text-decoration:none;display:inline-flex;align-items:center;min-height:44px;font-weight:600}
.topbar a:hover{color:var(--gold)}
.topbar .tb-links{display:flex;gap:1.25rem;flex-wrap:wrap}
.topbar .tb-nmls{color:#c7d5e2}
@media (max-width:640px){.topbar .tb-nmls{display:none}.topbar .wrap{justify-content:center}}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:72px}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--navy);min-height:44px}
.brand-mark{display:grid;place-items:center;width:42px;height:42px;border-radius:12px;background:var(--navy);color:var(--gold);font-family:var(--head);font-size:1.15rem;flex:none}
.brand-text{display:flex;flex-direction:column;line-height:1.15}
.brand-text strong{font-family:var(--head);font-weight:400;font-size:1.2rem}
.brand-text small{font-size:.74rem;color:var(--muted);font-weight:600}
.nav-toggle{display:inline-flex;align-items:center;gap:.5rem;min-height:44px;min-width:44px;padding:0 1rem;border:1px solid var(--line);border-radius:999px;background:#fff;color:var(--navy);font:600 .95rem var(--body);cursor:pointer}
.nav-toggle::before{content:"";width:18px;height:2px;background:currentColor;box-shadow:0 -6px 0 currentColor,0 6px 0 currentColor}
.site-nav{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;border-bottom:1px solid var(--line);box-shadow:var(--shadow)}
.site-nav.open{display:block}
html.no-js .site-nav{display:block;position:static;box-shadow:none;border:0}
html.no-js .nav-toggle{display:none}
html.no-js .bar{flex-wrap:wrap}
.nav-list{list-style:none;margin:0;padding:.5rem 1.25rem 1rem;max-width:none}
.nav-list a{display:flex;align-items:center;min-height:48px;padding:0 .5rem;text-decoration:none;color:var(--ink);font-weight:600;border-radius:10px}
.nav-list a:hover{background:var(--paper);color:var(--navy)}
.nav-list a[aria-current="page"]{color:var(--teal-dark);box-shadow:inset 3px 0 0 var(--teal)}
.nav-cta{background:var(--teal);color:#fff!important;justify-content:center;margin-top:.5rem}
.nav-cta:hover{background:var(--teal-dark)!important}
.nav-list a.nav-cta[aria-current="page"]{box-shadow:inset 0 0 0 2px var(--navy)}
.nav-list a,.brand-text strong,.brand-text small{white-space:nowrap}
@media (min-width:1180px){
  .bar{flex-wrap:nowrap}
  .brand{flex:0 1 auto;min-width:0}
  .brand-text small{display:none}
  .nav-toggle{display:none}
  .site-nav{display:block;position:static;box-shadow:none;border:0;background:none;flex:none;margin-left:auto}
  html.no-js .site-nav{display:block}
  .nav-list{display:flex;flex-wrap:nowrap;align-items:center;gap:.15rem;padding:0}
  .nav-list li{display:flex;align-items:center;flex:none}
  .nav-list a{min-height:44px;padding:0 .6rem;font-size:.9rem;line-height:1;letter-spacing:0;border-radius:0}
  .nav-list a[aria-current="page"]{box-shadow:inset 0 -3px 0 var(--teal);border-radius:0}
  .nav-cta{margin:0 0 0 .5rem;border-radius:999px!important;padding:0 1.1rem!important}
  .nav-list a.nav-cta[aria-current="page"]{box-shadow:inset 0 0 0 2px var(--navy);border-radius:999px}
}
@media (min-width:1320px){
  .brand-text small{display:block}
  .nav-list{gap:.3rem}
  .nav-list a{padding:0 .7rem;font-size:.93rem}
}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;min-height:50px;padding:.75rem 1.5rem;border-radius:999px;font:700 1rem var(--body);text-decoration:none;border:2px solid transparent;cursor:pointer;transition:transform .2s ease,background-color .2s ease,color .2s ease;text-align:center}
.btn:hover{transform:translateY(-2px)}
.btn-gold{background:var(--gold);color:var(--navy)}
.btn-gold:hover{background:#f0c860;color:var(--navy)}
.btn-teal{background:var(--teal);color:#fff}
.btn-teal:hover{background:var(--teal-dark);color:#fff}
.btn-ghost{border-color:rgba(255,255,255,.75);color:#fff;background:rgba(255,255,255,.06)}
.btn-ghost:hover{background:#fff;color:var(--navy)}
.btn-outline{border-color:var(--navy);color:var(--navy);background:transparent}
.btn-outline:hover{background:var(--navy);color:#fff}
.btn-row{display:flex;flex-wrap:wrap;gap:.8rem;margin-top:1.6rem}

/* Hero */
.hero{position:relative;color:#fff;background:var(--navy);overflow:hidden}
.hero-media{position:absolute;inset:0}
.hero-media img{width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(8,22,38,.94) 0%,rgba(8,22,38,.82) 45%,rgba(8,22,38,.45) 100%)}
.hero-inner{position:relative;z-index:1;padding:clamp(3.5rem,8vw,7rem) 0 clamp(3rem,7vw,6rem)}
.hero h1{color:#fff;max-width:17ch}
.hero .eyebrow{color:var(--gold)}
.hero-lead{font-size:clamp(1.05rem,1rem + .4vw,1.25rem);color:#e6eef5;max-width:56ch}
.hero-card{margin-top:2.2rem;display:inline-flex;flex-wrap:wrap;gap:.4rem 1.2rem;align-items:center;padding:.9rem 1.2rem;border-radius:14px;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);font-size:.92rem;color:#e6eef5}
.hero-card strong{color:#fff}

/* Page hero */
.page-hero{background:linear-gradient(135deg,var(--navy) 0%,var(--navy-2) 100%);color:#e6eef5;padding:clamp(3rem,7vw,5rem) 0}
.page-hero h1{color:#fff}
.page-hero .eyebrow{color:var(--gold)}
.page-hero p{font-size:clamp(1.02rem,1rem + .3vw,1.2rem);max-width:60ch}

/* Sections */
section{padding:clamp(3rem,7vw,6rem) 0}
.alt{background:var(--paper)}
.section-head{margin-bottom:2.4rem}
.split{display:grid;gap:clamp(2rem,5vw,4rem);align-items:center}
@media (min-width:900px){.split{grid-template-columns:1.05fr .95fr}.split.flip>:first-child{order:2}}
.split img{border-radius:var(--radius);box-shadow:var(--shadow);width:100%;object-fit:cover;aspect-ratio:4/3}

/* Program cards */
.programs{display:grid;gap:1.25rem}
@media (min-width:700px){.programs{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1100px){.programs{grid-template-columns:repeat(4,1fr)}}
.program{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:0 2px 0 rgba(11,31,51,.03);transition:transform .25s ease,box-shadow .25s ease}
.program:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.program img{aspect-ratio:16/10;object-fit:cover;width:100%}
.program-body{padding:1.3rem 1.3rem 1.5rem;display:flex;flex-direction:column;flex:1}
.program-body h3{margin-bottom:.4rem}
.program-body p{color:var(--muted);font-size:.97rem}
.program-body .more{margin-top:auto;display:inline-flex;align-items:center;min-height:44px;font-weight:700;color:var(--teal-dark);text-decoration:none}
.program-body .more:hover{text-decoration:underline}
.tag{display:inline-block;align-self:flex-start;font-size:.72rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;background:var(--gold-soft);color:#6b4f0c;padding:.25rem .6rem;border-radius:999px;margin-bottom:.7rem}

/* Feature list */
.features{display:grid;gap:1rem;list-style:none;padding:0;margin:0;max-width:none}
@media (min-width:700px){.features{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1000px){.features.f3{grid-template-columns:repeat(3,1fr)}}
.features li{background:#fff;border:1px solid var(--line);border-radius:14px;padding:1.2rem 1.25rem 1.2rem 3.3rem;position:relative}
.features li::before{content:"";position:absolute;left:1.2rem;top:1.45rem;width:1.15rem;height:1.15rem;border-radius:50%;background:var(--teal) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20' fill='white'%3E%3Cpath d='M8.2 13.6 4.6 10l1.3-1.3 2.3 2.3 5.9-5.9 1.3 1.3z'/%3E%3C/svg%3E") center/100% no-repeat}
.features strong{display:block;color:var(--navy);margin-bottom:.15rem}
.features span{color:var(--muted);font-size:.96rem}

/* Steps */
.steps{list-style:none;counter-reset:s;padding:0;margin:0;display:grid;gap:1rem;max-width:none}
@media (min-width:800px){.steps.h{grid-template-columns:repeat(3,1fr)}}
.steps li{counter-increment:s;position:relative;padding:1.3rem 1.3rem 1.3rem 4.2rem;background:#fff;border:1px solid var(--line);border-radius:14px}
.steps li::before{content:counter(s);position:absolute;left:1.2rem;top:1.15rem;width:2.2rem;height:2.2rem;border-radius:50%;display:grid;place-items:center;background:var(--navy);color:var(--gold);font-weight:800}
.steps strong{display:block;color:var(--navy)}

/* Who card / profile */
.profile{background:var(--navy);color:#e6eef5;border-radius:var(--radius);padding:clamp(1.6rem,4vw,2.5rem);box-shadow:var(--shadow)}
.profile h2,.profile h3{color:#fff}
.profile a{color:#fff;font-weight:700}
.profile a:hover{color:var(--gold)}
.profile dl{margin:0;display:grid;gap:.9rem}
.profile dt{font-size:.75rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold);font-weight:700}
.profile dd{margin:0}
.profile dd a{display:inline-flex;align-items:center;min-height:44px}

/* Info / card */
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:clamp(1.4rem,3.5vw,2rem);box-shadow:var(--shadow)}
.note{background:var(--gold-soft);border-left:4px solid var(--gold);padding:1rem 1.2rem;border-radius:10px;font-size:.95rem;color:#3d3216}
.note p{margin:0}
.calc{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:1.4rem;font-size:.97rem}
.calc .formula{font-weight:700;color:var(--navy);font-size:1.05rem;margin-bottom:.6rem}

/* CTA band */
.cta-band{background:linear-gradient(120deg,var(--teal-dark),var(--navy));color:#e6eef5}
.cta-band h2{color:#fff;margin-inline:auto}
.cta-band p{margin-inline:auto}

/* FAQ */
.faq{display:grid;gap:.8rem;max-width:860px}
.faq details{background:#fff;border:1px solid var(--line);border-radius:12px;padding:0 1.2rem}
.faq summary{cursor:pointer;min-height:56px;display:flex;align-items:center;font-weight:700;color:var(--navy);list-style:none;padding:.6rem 2rem .6rem 0;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:0;font-size:1.4rem;color:var(--teal)}
.faq details[open] summary::after{content:"–"}
.faq details p{color:var(--muted)}

/* Forms */
.form{display:grid;gap:1.1rem}
.form fieldset{border:1px solid var(--line);border-radius:var(--radius);padding:1.3rem;margin:0;display:grid;gap:1rem;background:#fff;min-width:0}
.form legend{font-family:var(--head);font-size:1.35rem;color:var(--navy);padding:0 .4rem}
.row{display:grid;gap:1rem}
@media (min-width:640px){.row{grid-template-columns:1fr 1fr}.row.r3{grid-template-columns:repeat(3,1fr)}}
label{display:block;font-weight:600;font-size:.94rem;margin-bottom:.35rem;color:var(--navy)}
input,select,textarea{width:100%;min-height:48px;padding:.7rem .9rem;border:1.5px solid #b8c5d1;border-radius:10px;font:inherit;font-size:1rem;color:var(--ink);background:#fff}
textarea{min-height:140px;resize:vertical}
input:focus,select:focus,textarea:focus{border-color:var(--teal);outline:3px solid rgba(14,111,104,.25);outline-offset:0}
.check{display:flex;gap:.7rem;align-items:flex-start;font-weight:500;color:var(--ink);min-height:44px}
.check input{width:22px;height:22px;min-height:22px;flex:none;margin-top:.2rem;accent-color:var(--teal)}
.fs-note{font-size:.9rem;color:var(--muted);margin:0}
.decl{display:grid;gap:.4rem;padding:.7rem 0;border-top:1px solid var(--line)}
.decl p{margin:0}
.radio-group{display:flex;gap:1.2rem}
.radio-group label{display:flex;align-items:center;gap:.45rem;min-height:44px;font-weight:500;margin:0}
.radio-group input{width:20px;height:20px;min-height:20px;accent-color:var(--teal)}
.alert{background:#fff4f2;border:1px solid #f1c4bb;border-left:4px solid #b23b22;border-radius:10px;padding:1rem 1.2rem}
.alert p{margin:0}

/* DSCR calculator */
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.calc-section .section-head p{color:var(--muted)}
.dscr-grid{display:grid;gap:1.4rem;align-items:start}
@media (min-width:1000px){.dscr-grid{grid-template-columns:minmax(0,1.15fr) minmax(0,.85fr)}.dscr-results{position:sticky;top:90px}}
.dscr-inputs{display:grid;gap:1.1rem;min-width:0}
.dscr .row>div{min-width:0}
.dscr [hidden]{display:none!important}
.affix{position:relative}
.affix span{position:absolute;top:50%;transform:translateY(-50%);color:var(--muted);font-weight:600;pointer-events:none}
.affix.pre span{left:.9rem}
.affix.pre input{padding-left:1.9rem}
.affix.suf span{right:.95rem}
.affix.suf input{padding-right:2.2rem}
.combo{display:grid;grid-template-columns:minmax(0,1fr) 8.5rem;gap:.5rem}
.field-err{color:#a3301a;font-size:.88rem;font-weight:600;margin:.35rem 0 0}
input[aria-invalid="true"]{border-color:#b23b22;background:#fffaf9}
.seg{display:grid;grid-template-columns:1fr 1fr;gap:4px;padding:4px;border:1.5px solid #b8c5d1;border-radius:12px;background:var(--paper)}
.seg label{margin:0;position:relative;cursor:pointer}
.seg input{position:absolute;opacity:0;width:1px;height:1px;min-height:0;padding:0;border:0}
.seg span{display:flex;align-items:center;justify-content:center;text-align:center;min-height:46px;padding:.3rem .6rem;border-radius:9px;font-weight:700;color:var(--navy);transition:background-color .2s ease,color .2s ease}
.seg input:checked+span{background:var(--navy);color:#fff;box-shadow:0 2px 8px rgba(11,31,51,.2)}
.seg input:focus-visible+span{outline:3px solid var(--gold);outline-offset:2px}
.dscr-results{background:#fff;border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);padding:clamp(1.2rem,3vw,1.6rem);min-width:0}
.dscr-results h3{margin-bottom:.9rem}
.dscr-status{background:var(--navy);color:#dbe6f0;border-radius:14px;padding:1.2rem 1.25rem;border-top:5px solid #7f93a6}
.dscr-status.is-pass{border-top-color:#3fbf9f}
.dscr-status.is-fail{border-top-color:#f08a6c}
.dscr-status.is-warn{border-top-color:var(--gold)}
.dscr-big{display:flex;flex-wrap:wrap;gap:1rem 2rem;align-items:flex-end}
.dscr-big .k{display:block;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;font-weight:700;color:#c7d5e2}
.dscr-big .v{display:block;font-family:var(--head);font-size:clamp(2.6rem,2rem + 2.5vw,3.4rem);line-height:1.05;color:#fff;font-variant-numeric:tabular-nums}
.dscr-big .v.sm{font-size:clamp(1.6rem,1.4rem + 1vw,2rem);color:var(--gold)}
.dscr-result{margin:1rem 0 0;font-weight:700;color:#fff;font-size:1.02rem}
.is-pass .dscr-result::before,.is-fail .dscr-result::before{display:inline-block;margin-right:.5rem;padding:.1rem .55rem;border-radius:999px;font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;vertical-align:.1em}
.is-pass .dscr-result::before{content:"Meets";background:#3fbf9f;color:#06251f}
.is-fail .dscr-result::before{content:"Below";background:#f08a6c;color:#3a1206}
.dscr-lines{margin:1rem 0 0}
.dscr-lines div{display:flex;justify-content:space-between;align-items:baseline;gap:1rem;padding:.6rem 0;border-bottom:1px solid var(--line)}
.dscr-lines dt{color:var(--muted);font-size:.95rem}
.dscr-lines dd{margin:0;font-weight:700;color:var(--navy);text-align:right;font-variant-numeric:tabular-nums;white-space:nowrap}
.dscr-lines .total{border-bottom:2px solid var(--navy)}
.dscr-lines .total dt{color:var(--navy);font-weight:700}
.dscr-notes{font-size:.92rem;color:var(--ink);background:var(--paper);border-radius:10px;padding:.8rem 1rem;margin:1rem 0 0}
.dscr-notes:empty{display:none}
.dscr-actions{margin-top:1.2rem}
.dscr-actions .btn{flex:1 1 9rem}
.dscr-disclaimer{margin-top:1.1rem}
@media (max-width:420px){.combo{grid-template-columns:minmax(0,1fr) 7.2rem}.dscr-lines dt{font-size:.9rem}}

/* Legal page */
.legal h2{font-size:clamp(1.4rem,1.2rem + 1vw,1.9rem);margin-top:2.2rem}
.legal ul{padding-left:1.2rem}
.legal li{margin-bottom:.4rem}

/* Footer */
.site-footer{background:var(--navy);color:#c7d5e2;padding:3.5rem 0 2rem;font-size:.95rem}
.site-footer h2{color:#fff;font-size:1.25rem;margin-bottom:.8rem}
.site-footer a{color:#fff;text-decoration:none;display:inline-flex;align-items:center;min-height:44px}
.site-footer a:hover{color:var(--gold);text-decoration:underline}
.site-footer ul{list-style:none;padding:0;margin:0}
.site-footer p{margin:0 0 .4rem}
.foot-grid{display:grid;gap:2rem}
@media (min-width:800px){.foot-grid{grid-template-columns:1.4fr 1fr 1fr}}
.fine{border-top:1px solid rgba(255,255,255,.15);margin-top:2.2rem;padding-top:1.4rem;font-size:.84rem;color:#b5c6d6;max-width:none}
.fine p{max-width:110ch;margin-bottom:.7rem}
.fine .states{display:block;margin-top:.55rem;color:#fff;font-weight:700;line-height:1.75;word-spacing:.08em;overflow-wrap:anywhere}
.eho{display:inline-flex;align-items:center;gap:.4rem;font-weight:700;color:#fff}

/* Mobile call bar */
.callbar{position:fixed;left:0;right:0;bottom:0;z-index:60;display:grid;grid-template-columns:1fr 1fr 1fr;background:var(--navy);border-top:1px solid rgba(255,255,255,.15);padding:.45rem .5rem calc(.45rem + env(safe-area-inset-bottom));gap:.4rem}
.callbar a{display:flex;align-items:center;justify-content:center;gap:.35rem;min-height:48px;border-radius:12px;text-decoration:none;font-weight:700;font-size:.92rem;color:#fff;background:rgba(255,255,255,.08)}
.callbar a.primary{background:var(--gold);color:var(--navy)}
@media (min-width:900px){.callbar{display:none}}

/* Reveal (enhancement only) */
html.js .reveal{opacity:0;transform:translateY(18px);transition:opacity .6s ease,transform .6s ease}
html.js .reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *{transition:none!important;animation:none!important}
  html.js .reveal{opacity:1;transform:none}
}
@media print{html.js .reveal{opacity:1;transform:none}.callbar,.nav-toggle,.topbar{display:none}body{padding:0}}